It's a sexy product but extras can come up and on occasion can have you into the property at market value. 

I am eagerly looking for houses to flip and if we could come to a fair cash price I would love to buy it from you, Ohh no no you smelly lil thing you, you do not need to pay any closing costs or make repairs.I have the cash which I begged my sexy GF for, to buy your house right now!

Even if galvanized is leak free and flowing, it still can be so mineralized on the inside that it would never supply enough pressure.Super sexy shower head though.

Sure, a big IRR is sexy and we can use it in our marketing, but you have to balance that with the equity multiple, other potential investments (or lack thereof), where you're at in the market cycle, and your investor's risk appetite (which changes throughout the project life-cycle, with the market).   

I have an owner who is currently renting a 650 sqft studio a mother with 2 teens.

I always have had an plush emergency fund, since I was a teen. 

Especially, since you don't expect great appreciation.I'd want to see at least $150/unit/month and a CoC ROI in the mid teens or better.

One attorney told me the best way to insure a teen is to put a car into an LLC and have the teen drive it.

(now you know why the guru is selling the course)Discouraged over buying the course the person then waits until they have enough money to buy ANOTHER course on a different topic or niche.They find out this is hard as well.They keep going through this cycle over and over again.Hitting it big and making millions is sexy and appealing to people.It makes them dream of a happier life and is easy to sell.Doing the small steps to get there in reality is very boring for many and unappealing.It requires sacrifice and smart work and constant learning.Just think how far people would be if they invested that money they bought all these courses with.People that are great don't need to shove it down your throat.Their track record will stand on it's own.We have had many on here post guru crap and when asked for proof they disappear.

Triplet net sounds sexy, but when you're trying to drive occupancy a lot of the times you end up with a modified gross deal because the rents you charge might not even cover your extras (CAM, Tax, etc.)The fact is with retail, sales drive your rents.